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HomeMy WebLinkAboutPTEV PUD D-3 Residential GuidelinesResidential Guidelines Draft #21 as submitted for the PUD application 6/9/09 Our goal is to demonstrate that we can live with joy in a more sustainable way, with a smaller ecological footprint than that of the average North American. These residential guidelines reflect agreements that provide a framework that will help us accomplish this goal. They may be modified as the PTEV gains more development experience in the future, and variations will be considered for special needs and creative alternatives. They apply to new construction and remodeling projects. 1. General design criteria: a. Visitability/ADA accessibilty – At least 1 exterior door and all hallways must be 3 feet wide (as per the IBC, International Building Code). All main floor bathrooms must have 5-foot diameter clear turning radius. Cabinets under all sinks and at least one kitchen counter must be easily removable. All kitchen counters must be built so that their height can be modified with relatively little cabinet re-work. No access ramp wil?l be steeper than a 1/12 slope. Ramps with slopes of between 1/12 and 1/20 will have at least one railing for safety. b. Flexibility – Interior non-weight bearing walls will be built with modifiability in mind. c. Aesthetics – Roof pitch and eave overhangs will be about the same for all dwellings, except for living roofs, which will be of a lower pitch and different eave structure. d. Modularity – Continue to explore ways to allow creativity while exploring costs savings through uniformity of design and construction. e. Energy efficiency – Exterior walls and roof will be better than code requirements (For example, SIPs use will require at least 6 inch wall and 10 inch roof panels.) Appropriate R values may be set for different materials used. Emphasis will be on passive solar heating. Because of their release of polluting particulate matter wood stoves and fireplaces will unfortunately not be allowed, even though we do have occasional outdoor communal fires. f. Frugality/Simplicity – Reuse, recycle and minimal use of materials whenever possible. g. Durability – Consider life cycle costs. h. Affordability – Keep affordability in mind in design and construction. i. Water conservancy – Some rainwater catchment will be designed for impervious roofs. j. System adaptability – Plumbing and electrical systems will be easily accessible for easy modification. h. Dwelling cluster design -All cluster design and roof heights must be approved by the PTEV, with special consideration given to maximize solar access for all dwellings, foster community interactions, encourage ecological sustainability, and maintain affordability. 2. Bulk and Dimensions of personal spaces: (Note: As family sizes and configurations change with births, deaths, separations and other factors, some personal spaces for an adult may be temporarily larger or smaller than listed. These changes will be addressed on a case-by-case basis within guidelines established in our Community Agreements, and no Member will be forced to leave a dwelling against his or or her will except as required by the Occupancy Lease. Summary Table of Personal Space Maximums in square feet (sf). Single Satellite Double Satellite Single Adult Cot. 2 Adult Cottage Heated 1st floor* 300, no kitchen 400, no kitchen 450, must have bathroom and kit. 700, must have bathroom and kit. Porch plus decks* 100 100 100 100 Greenhouse* 75 100 75 130 Total Covered 475 per adult** 600 (300/adult)** 620 per adult 930 (465/adult) Total Personal Zone I Space*** 1400 per adult** 1400 per adult** 1500 per adult 3000 total or 1500 per adult *These are ground floor interior dimensions, excluding exterior wall thicknesses. Does not include loft, attic, second story or space for kids. Footprint may be larger if size of second floor space is reduced, height of dwelling is reduced, a living roof is used for at least some of the roof, and design is approved by the PTEV. **This does NOT include shared kitchen and dining space located elsewhere and thus the zone I space at the satellite site is less per adult. ***Includes porches, decks, greenhouses, patios and other personal landscape areas around dwellings. Thus, the smaller the house is, the bigger the garden can be. 2a. Interior Dimensions 1) Ground floor space – see table above. 2) Bathroom -will be at least 48 sf and no larger than 70 sf, and must be fully ADA accessible if on ground floor. Limited to 1 per residence unless approved for special need. 3) Loft, attic or second story space – limited to under 200 sf (of space with more than 5’ headroom) if cottage is meant for 1 or 2 adults. Any ground floor heated space that is allowed in constructing a dwelling and not built may be added to the floor space in the loft or second story if design and height limits permit. Space not used in the second floor may be added to the footprint if there is some living roof on the dwelling and if the dwelling and cluster design is approved by the PTEV. 4) Child Credit – an additional 150 sf maximum per child may be added to the dwelling but not to the allowable footprint, except under special situations based on need, and other factors like cluster design, height limitations, and living roofs. 5) Heated basements, and unheated basements and root/fruit cellars, will be allowed on a case-by-case basis. They may be required to be available for rental space, guest lodging, another residence, storage or other community use. They need not be visitable or accessible. 2b. Exterior Dimensions 1) Maximum Height – The highest point of roof ridge above “average grade” will be 26 feet in the NW cluster of the south parcel, 20 feet for the house in the NE corner of the south parcel, and 18 feet on the rest of the south parcel unless otherwise authorized by the PTEV. Heights and designs must be approved by the PTEV. 2) Eaves Eaves – Will have approximately an 18” overhang, standard on all residences with impervious roofing. Walls of earth and some other types of materials may require extra overhang, and will be allowed on a case-by-case basis. 3) Porches/Decks – May only be heated with passive solar heat and will be no more than 100 square feet total (ground floor), up to 50 sf of which may be enclosed as a heat-conserving entryway. 4) Attached Greenhouses – May only be heated with passive solar heat. They shall be designed and constructed as fully functional greenhouses with appropriate ventilation and watering systems, primarily for growing plants, filtering gray water, and/or other greenhouse functions such as capturing more heat for the residence as part of the overall residential heating strategy. 5) Outdoor storage cupboard – 72 cubic feet maximum and must be attached to residence but will be easily removable without significant damage to dwelling. No other outdoor storage spaces with impervious roofing will be permitted. permitted. 2c. Roof Issues 1) We will encourage construction of roof main ridges that run roughly east/west in order to capture maximum passive solar energy, and provide surfaces for water heating and photovoltaic cells. 2) The pitch for non-living roofs will be 7/12 to 10/12 whenever practical, or about 30 to 40 degrees, with exceptions for special circumstances such as round buildings, thatch roofs, etc. 3. Amenities a. Kitchen -Optional in a home, but if present, must be easily modifiable to be ADA accessible. If located in a shared building, must be fully ADA accessible. b. Washing machines and dryers will all be in shared laundry facilities, unless approved for special needs elsewhere (like chemical sensitivity requirements). c. Clothes drying on lines will be strongly encouraged everywhere and the PTEV will provide sites for clothes lines. d. There will be no garbage disposals or trash compactors. e. Water conservation measures will be implemented for faucets, toilets and showers. f. All buildings with water connections will have plumbing placed for gray water systems and passive solar hot water systems. These systems will be installed when affordable and used whenever possible. If an on-demand water heating system is used, no passive solar water heating system plumbing needs to be installed, but plumbing needs to be easily accessible for future potential modifications. g. Energy Star appliances, or better ones, must be selected if available, especially for refrigerators (for which alternative cool food storage methods are encouraged). h. The PTEV may develop more specific standards than those listed here for energy efficiency, including permitted appliance types and uses. i. Human “waste” is considered a resource and our goal is to compost it as efficiently as possible. Composting toilets, or other acceptable alternatives, will be available throughout the EcoVillage, and their use will be encouraged even though they may not meet ADA standards. Flush toilets will use storm water or gray water whenever approved or feasible. Our management plan for human “waste” is still being developed and will be consistent with our core values and permaculture principles. 4. Personal Use Areas (Zone 1 Space) a. Personal Zone 1 Space allows residents specific areas of personal use, includes dwellings, porches, patios and gardens, and offers both opportunities and responsibilities. b. Landscaping and gardening will be consistent with permaculture principles. We will not use toxic herbicides, pesticides, rodenticides or other toxins. Growing food is encouraged. We also encourage plants that are beneficial to wildlife. c. At least 6 feet on all sides of a dwelling is considered part of the Personal Zone I of the residents of a dwelling, unless otherwise specified due to specific site requirements, like paths, neighboring yards, etc. Part of the Zone 1 personal space for a dwelling may need to be physically separated from the land where the dwelling is located if adjacent land is not available. d. Patios and courtyards must be pervious enough to manage all storm water within the Personal Zone 1 area. e. Garden walls will be less than 4 feet high. f. Hedges and fences will allow some visual communication between yards and common paths while honoring and allowing the need for some outdoor privacy for residents. g. Some temporary deer fencing will be allowed until deer are reasonably excluded from the residential area of the PTEV. h. Trees and other plantings may not shade dwellings from passive winter solar access. i. Personal yard space will be kept safe and attractive. There will be no outdoor storage of building materials, furniture or other possessions that are not regularly used. j. The PTEV has the authority and responsibility to determine that the Personal Zone 1 Space is being developed or used in a manner consistent with our values and principles. The PTEV must approve plantings of trees or shrubs that can grow to over 8 feet in height or that have the potential for being destructive to infrastructure, like sewer lines, etc. 5. Material source list a. Use of salvaged materials will be encouraged. b. Local purchasing will be prioritized if affordable, to support the local economy. c. All newly purchased wood products must be FSC certified if locally available or must be reused, locally milled, salvaged, windfall, or low-grade seconds. d. The total carbon footprint and life-cycle costs of products will be considered whenever possible. 6. Prohibited “red” materials list (from the Living Building Challenge, Appendix #3.) a. They may only be used in special circumstances, if proven to be non-toxic, and must be permitted on a case-by-case basis by the PTEV. b. • Added formaldehyde • Halogenated Flame Retardants • PVC • Mercury • CFC’s • HCFC’s • Neoprene (chloroprene) • Cadmium • Chlorinated Polyethylene and Chlorosulfonated Polyethlene • Wood treatments containing Creosote, Arsenic or Pentachlorophenol • Polyurethane • Lead • Phthalates 7. Dwelling Equity Determination for Coop Members: The PTEV will use estimated Dwelling Replacement Cost (DRC) to set an Equity Value (EqV) on each dwelling as needed in order to keep housing relatively frugal and affordable, using a standardized procedure. There will be no equity granted for any landscaping including patios, fences, or plantings, and all Members are encouraged to contribute to each others as well as common landscaping areas. 8. Construction expenses covered by PTEV: a. Utilities to within no more than 20 feet of one corner of any dwelling. b. General site engineering. c. Dwelling Cluster design. d. Common House, laundry and other site plan approved and budgeted common structures. 9. Expenses covered by Owner Member paying for construction of a residence: a. Design and engineering costs of the dwelling. b. Construction costs of the dwelling. c. System Development Charges (SDCs) are paid as part of development cost buy-in. d. Utility line placement for all utilities run around the footprint, but a minimum 20 feet, even if distance required is less, so that there is no financial disparity for those building farther from main utility corridors. e. Construction permit costs. APPENDIX The Living Building Challenge, Issued by the Cascadia Region Green Building Council, 2006 (Listed to show some of the priorities proposed by one group of architects) Summary of the 16 Prerequisites: 1 – Responsible Site Selection. You may not build on the following locations: • Within 50-feet of Wetlands • On or adjacent to Sensitive Ecological Habitats such as Primary Dunes, Old Growth Forest, virgin prairie. • Prime farmland • Within the 100 year flood plain 2 – Limits to Growth. Projects may only be built on previously developed sites, either greyfield or brownfield. 3 -Habitat Exchange. For each acre of development, an equal amount of land must be set aside as part of a habitat exchange. 4 – Net Zero Energy. 100 percent of the building’s energy needs supplied by on-site renewable renewable energy on a net annual basis. 5 – Materials Red List. The project cannot contain any of the following red list materials or chemicals: • Added formaldehyde • Halogenated Flame Retardants18 • PVC19 • Mercury20 • CFC’s • HCFC’s • Neoprene (chloroprene) • Cadmium • Chlorinated Polyethylene and Chlorosulfonated Polyethlene21 • Wood treatments containing Creosote, Arsenic or Pentachlorophenol • Polyurethane • Lead • Phthalates 6 – Construction Carbon Footprint. The project must account for the embodied carbon footprint of its construction through a one-time carbon offset tied to the building’s square footage and general construction type 7 – Responsible Industry. All wood must be FSC certified or from salvaged sources. 8 – Appropriate Materials/Services Radius. Materials and Services must adhere to the following list: Weight/Distance List MATERIAL OR SERVICE MAXIMUM DISTANCE Ideas 12,429.91 miles Renewable Energy Technologies 277000 miles Consultant Travel 1500 miles Lightweight Materials 1000 miles Medium Weight Materials 500 miles Heavy Materials 250 miles 9 – Leadership in Construction Waste Construction Waste must be diverted from landfills to the following levels MATERIAL MINIMUM Diverted/Weight Metals 95% Paper and Cardboard 95% Soil, and biomass 100% Rigid Foam, carpet & insulation 90% All others – combined weighted average 80% Asphalt, Concrete and concrete blocks, Brick, tile and masonry materials, Untreated lumber, Plywood, OSB and particle board, Gypsum wallboard scrap, Glass, Plumbing fixtures, Windows, Doors, Cabinets, Architectural fixtures, Millwork, paneling and similar, Electric fixtures, motors, switch gear and similar, HVAC equipment, duct work, control systems, switches 10 – Net Zero Water. 100 percent of occupants’ water use must come from captured precipitation or reused water that is appropriately purified without the use of chemicals. 11 – Sustainable Water Discharge. 100 percent of storm water and building water discharge must be handled on-site. 12 – A Civilized Work Environment. Every occupiable space must have operable windows that provide access to fresh air and daylight. 13 – Healthy Air/Source Control. All buildings must meet the following criteria: • Entryways must have an external dirt track-in system and an internal one contained within a separate entry space. • All kitchens and bathrooms must be separately ventilated. • All copy rooms, janitorial closets and chemical storage spaces must be separately ventilated. • All interior finishes, paints and adhesives must comply with SCAQMD 2007/2008 standards. All other interior materials such as flooring and case works must comply with California Standard 01350 for IAQ emissions. • The building must be a non-smoking facility 14 – Healthy Air – Ventilation. The building must be designed to deliver air change rates in compliance with California Title 24 requirements. 15 15 -Beauty and Spirit. The project must contain design features intended solely for human delight and the celebration of culture, spirit and place appropriate to the function of the building. 16 -Inspiration and Education. Educational materials about the performance and operation of the project must be made available to the public in order to inspire and educate. Non-sensitive areas of the building must be held open to the public at least one day per year, to facilitate direct contact with a truly sustainable building.